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Old 20-03-2019, 11:04 AM   #76
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Tapestry is currently at avg $1410psf

It was at avg $1375psf around Sep-Oct last year
Not sure where you got your figures from. But based on what I see, you are looking at the 1 bedders and tiny 2 bedders. 3 bedders are currently going for less than 1300psf and some lower than 1200psf.

And yes, I realised the news article I was referring to was last year's article after launch weekend. However, wasn't the property market more hot last year? And 1 year after launch, only 68% sold. Now treasure is adding on to the supply.
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Old 20-03-2019, 11:06 AM   #77
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Not a good example leh... you can see the future meh?

Anyway, don't know if the sale would flop like Florence Residences. 1,410 units and only 54 sold at launch. What a joke.
I'm just posing some questions...
Next question is... why buy coco palms ...
Palette and Dnest are selling 200 PSF cheaper and just beside....

Then the next question..... why buy palette and dnest when livia and nv residences are selling 200psf cheaper than palette and dnest

or even better.... just down the road slightly further... ris grandeur... freehold at 1k psf
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Old 20-03-2019, 11:17 AM   #78
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I Guess some would prefer newer ones. And new development tend to be higher PSF from neighbouring ones. The same like Rosewood/ Woodgrove condo enclaves.

Rosewood the nearest to Woodlands MRT (new mrt exit) less than 5mins walk away , average PSF $729
As u go deeper into Rosewood drive area, the psf gets higher coz newer condos.

Woodhaven> $939
Woodgrove Condo > $678. Oldest condo in the enclave
Casablanca > $782
Rosewood Suites > $821
Parc Rosewood > $1131 . Most units here are one bedders hence higher PSF.

As for cocopalms it’s the closest to MRT plus it’s the newest in the enclave hence the PSF resale value is higher.


I'm just posing some questions...
Next question is... why buy coco palms ...
Palette and Dnest are selling 200 PSF cheaper and just beside....

Then the next question..... why buy palette and dnest when livia and nv residences are selling 200psf cheaper than palette and dnest

or even better.... just down the road slightly further... ris grandeur... freehold at 1k psf

Last edited by 1993newbie; 20-03-2019 at 11:26 AM..
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Old 20-03-2019, 11:20 AM   #79
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I Guess some would prefer newer ones. And new development tend to be higher PSF from neighbouring ones. The same like Rosewood/ Woodgrove condo enclaves.

Rosewood the nearest to Woodlands MRT (new mrt exit) less than 5mins walk away , average PSF $729
As u go deeper into Rosewood drive area, the psf gets higher coz newer condos.

Woodhaven> $875
Woodgrove Condo > $678. Oldest condo in the enclave
Casablanca > $782
Rosewood Suites > $939
Parc Rosewood > $1131 . Most units here are one bedders hence higher PSF.

As for cocopalms it’s the closest to MRT plus it’s the newest in the enclave hence the PSF resale value is higher.
They all have the same amount of leasehold left btw - for the pasir ris bunch of condos.

Last edited by kiatme; 20-03-2019 at 11:21 AM.. Reason: clarification
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Old 20-03-2019, 11:23 AM   #80
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All diff actually

Woodgrove condo > starting 1997
Rosewood > 2000
Casablanca > 2001
Rosewood Suites > 2008
Parc rosewood > 2011
Woodhaven > 2011

The enclave is similar to Pasir Ris enclave actually. Next to expressway major exit into the neighbourhood. Just that Woodlands one still have open area. Future development around there lo.

They all have the same amount of leasehold left btw.

Last edited by 1993newbie; 20-03-2019 at 11:30 AM..
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Old 20-03-2019, 11:31 AM   #81
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For Pasir Ris one I guess people pick coco coz it’s newest and the closest to MRT. That’s all

They all have the same amount of leasehold left btw - for the pasir ris bunch of condos.
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Old 20-03-2019, 01:57 PM   #82
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Not sure where you got your figures from. But based on what I see, you are looking at the 1 bedders and tiny 2 bedders. 3 bedders are currently going for less than 1300psf and some lower than 1200psf.

And yes, I realised the news article I was referring to was last year's article after launch weekend. However, wasn't the property market more hot last year? And 1 year after launch, only 68% sold. Now treasure is adding on to the supply.

From this article: https://www.edgeprop.sg/property-new...hest-six-years

It was stated the median price for Tapestry is $1410psf (see below)




From Tapestry agents:

1br $671,000 ($1523psf)

1+study $722,100 ($1523psf)
$743,740 ($1569psf)

2br $861,820 ($1429psf)
$935,550 ($1259psf)

2+study $1,018,980 ($1263psf)
$1,033,200 ($1500psf)

3br $1,149,390 ($1167psf)
$1,342,170 ($1144psf)

3br premium $1,361,610 ($1205psf)
$1,420,740 ($1257psf)


From Treasure agents:




So looking at the figures, Tapestry has 1 & 2 bedders exceeding $1500psf till $1569psf


Price-wise comparison btw Tapestry & Treasure:

For 3-bedder:

From $1.149M (Tap) vs From $985k (Tres)

For 3-bedder premium:

From $1.362M (Tap) vs From $1.245M (Tres)
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Old 20-03-2019, 02:06 PM   #83
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This may not be a fair comparison as The Tapestry was launched a year ago, the cheapest units were sold.

From this article: https://www.edgeprop.sg/property-new...hest-six-years

It was stated the median price for Tapestry is $1410psf (see below)




From Tapestry agents:

1br $671,000 ($1523psf)

1+study $722,100 ($1523psf)
$743,740 ($1569psf)

2br $861,820 ($1429psf)
$935,550 ($1259psf)

2+study $1,018,980 ($1263psf)
$1,033,200 ($1500psf)

3br $1,149,390 ($1167psf)
$1,342,170 ($1144psf)

3br premium $1,361,610 ($1205psf)
$1,420,740 ($1257psf)


From Treasure agents:




So looking at the figures, Tapestry has 1 & 2 bedders exceeding $1500psf till $1569psf


Price-wise comparison btw Tapestry & Treasure:

For 3-bedder:

From $1.149M (Tap) vs From $985k (Tres)

For 3-bedder premium:

From $1.362M (Tap) vs From $1.245M (Tres)
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Old 20-03-2019, 02:07 PM   #84
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Ya Jovell is a bit too high for me.

For Pasir Ris one I guess people pick coco coz it’s newest and the closest to MRT. That’s all
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Old 20-03-2019, 02:10 PM   #85
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This may not be a fair comparison as The Tapestry was launched a year ago, the cheapest units were sold.
True.

This is based on what is available for buyers now.
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Old 20-03-2019, 03:01 PM   #86
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I'm just posing some questions...
Next question is... why buy coco palms ...
Palette and Dnest are selling 200 PSF cheaper and just beside....

Then the next question..... why buy palette and dnest when livia and nv residences are selling 200psf cheaper than palette and dnest

or even better.... just down the road slightly further... ris grandeur... freehold at 1k psf
I know what u mean.
But Livia and NV can afford to sell the cheapest among the others because they are in the 2010 era. Coco is 2017/2018 era so definitely price wise cannot be pitching at 2010 price point.
If I recalled, livia 3 bedder was only selling 800k when first launch.

Ris grandeur was the 2004 era, selling ard 5xxpsf, (3 bedder was 720k back then) so that why cheapest. I almost bought this project last time. Lol.
My fren recently rented a 3 bedder at $2500 at RG.

I’m not a fan of Pasir Ris area cos too many condos around. Besides the 5 CDL condos, Not forgetting still hv ripple Bay, sea strand, sea horizon, water colour, Elias green, belysa, stratum, vue 8, blue water 1/2....and the list goes on.
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Last edited by NiShiZhu; 20-03-2019 at 03:05 PM..
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Old 20-03-2019, 03:03 PM   #87
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Plus got Loyang/Flora enclaves...

I know what u mean.
But Livia and NV can afford to sell the cheapest among the others because they are in the 2010 era. Coco is 2017/2018 era so definitely price wise cannot be pitching at 2010 price point.
If I recalled, livia 3 bedder was only selling 800k when first launch.

Ris grandeur was the 2004 era, selling ard 5xxpsf, (3 bedder was 720k back then) so that why cheapest. I almost bought this project last time. Lol.
My fren recently rented a 3 bedder at $2500 at RG.

I’m not a fan of Pasir Ris area cos too many condos around. Besides the 5 CDL condos, Not forgetting still hv ripple Bay, sea strand, water colour, Elias green, belysa, stratum, blue water 1/2....and the list goes on.
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Old 20-03-2019, 03:25 PM   #88
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Plus got Loyang/Flora enclaves...
Ya, true.
If u noticed, even those FH condo at flora drive didn’t see much price appreciation at all.
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Old 20-03-2019, 06:01 PM   #89
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Visited the showroom over the weekend and these are my personal views. I stay in the neighbourhood.

1. The size of rooms /layout of the 3 bedroom and above units are better than newish BTO developments, similar to the older condos in suburban areas TOPed more than a decade ago. The 3 bedroom premium units plus are actually very livable as a complete home (with yard and utility room etc), although I find the additional balconies in the 5 room units an excessive waste of space and not practical.

2. Location : Not really here nor there in relation to proximity an MRT station , but still better than the Tapestry/Santorini area. Amenities close by are ok but cannot match Tampines central area for obvious reasons.

3. PSF wise, it is one of the highest in the whole Tampines, rivaling Tapestry. As an alternative, I feel both Trilliant and Citylife EC ( which are closer to Tampines downtown mrt) are more attractive after their MOP and still have 90 plus years leasehold , resales unit should be available around 1100 psf, almost 200 psf lower.

4. Capital Appreciation and upside is prob limited, I doubt SL will be able to sell even half of all the 2200 units before TOP. If you are looking to make a quick buck after TOP you can forget it as you will be competing with 1000 plus unsold units years down the road. I find there is very little unique selling point about the development other than the fact that it is a very large. I have seen both Waterview/Trilliant and am not impressed with the landscaping and or quality of finishing offered by SL. I do not expect Treasures to be better.

5. Rental demand would also be tempered, as people working in CBP would prefer Melville park/Simei/Tanah Merah and there are already tons of rental units there.

6. In short, would recommend if for people who are familiar with Tampines/East to buy and stay, and not for investment or rental yield.
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Old 20-03-2019, 07:07 PM   #90
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Ya, true.
If u noticed, even those FH condo at flora drive didn’t see much price appreciation at all.
If you want capital appreciation, don't buy condos located more than 5 - 10mins walk from an MRT line. Ulu ulu located condos are a dime a dozen.
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